Evicting a tenant in New York can take around 1 to 5 months depending on the reason for the eviction. If tenants request an adjournment, the process can take longer.
Grounds for an Eviction in New York
In New York, a landlord cannot legally evict a tenant without cause. Legal grounds to evict include:
- Not paying rent on time
- Staying after the lease ends
- Violating lease terms
- Committing illegal activity
Depending on the grounds for eviction, the landlord must give proper notice and provide the tenant a chance to cure the violation.
New York has a good-cause eviction law which limits eviction options and in particular restricts lease non-renewal to a specific set of reasons in cities which opt into the law. ALL landlords must also present a long and specific notice about the law’s applicability, when executing a lease, renewing a lease, or serving a termination notice. Check local laws carefully.
| Grounds | Notice Period | Curable? |
|---|---|---|
| Nonpayment of Rent | 14 Days | Yes |
| End of Lease or No Lease | 30 Days | No |
| Lease Violation | 10/30 Days | Yes |
| Illegal Activity | None | No |
Nonpayment of Rent
In New York, a landlord can evict a tenant for not paying rent on time. To do so, they must first give 14 days’ notice to pay rent or vacate the premises. If the tenant does neither after that time, the landlord can move forward and file an eviction lawsuit.
Unless the lease states otherwise, rent is due at the beginning of each month and is considered late in New York within 5 days due date. New York landlords are required to give tenants a rent payment grace period.
If rent is due on January 1st, it will be considered late starting on January 6th, unless the lease specifically states there is a grace period.
Once rent is considered late, the landlord can begin the eviction process by serving the tenant with proper notice.
End of Lease or No Lease
In New York, a landlord can evict a tenant who does not have a lease (“tenant at will”) or has a lease that has terminated and continues to remain on the premises (“holdover tenant”). To do so, they must first terminate the tenancy by giving a proper 30-days’ notice to move out.
Once the tenancy ends, if the tenant remains on the property, the landlord can move forward and file an eviction lawsuit.
Lease Violations
In New York, a landlord can evict a tenant for violating the terms of their lease or not upholding their responsibilities under New York landlord-tenant law. To do so, the landlord must give 10 days’ notice to fix the issue or move out.
If the issue is not fixed within the 10-day notice period, the landlord must give a 30 days’ notice to vacate the premises without a chance to fix the issue.
Examples of lease violations include:
- Having an unauthorized pet or guest
- Parking in an unauthorized area
- Not maintaining a certain level of cleanliness
Illegal Activity
In New York, a landlord can evict a tenant for an illegal activity. No prior notice is required, and the landlord can file an eviction lawsuit immediately.
In New York, illegal activity includes:
- Prostitution
- Use of the rental unit as a bawdy house
- Illegal trade or manufacture of an illegal business
Tenants are not given the option to fix the issue and must vacate.
Illegal Evictions in New York
In New York, there are a few different types of evictions that are illegal. If a landlord is found liable, they could be required to pay the tenant a civil penalty not less than $1,000 and not more than $10,000 per violation.
“Self-Help” Evictions
If a tenant has lived in the dwelling unit for 30 consecutive days (with or without a lease), a landlord is not allowed to forcibly remove a tenant by:
- Changing the locks
- Padlocking the doors
- Shutting off utilities
- Removing tenant belongings
- Removing the door to the dwelling unit
Retaliatory Evictions
It is illegal for a landlord to evict a tenant in response to exercising a legally protected right. These rights include:
- Complaining about health and safety issues to the landlord or any authority tasked to enforce the law
- Pursuing a legal right under the lease agreement, including a legal right to remedy or repair habitability issues
- Joining a tenant’s union or organization
In New York, all evictions follow the same process:
- Landlord serves tenant written notice of violations
- Landlord files complaint with court for unresolved violations
- Court holds hearing and issues judgment
- Warrant of Eviction is posted
- Possession of property is returned to landlord
Step 1: Landlord Serves Notice To Tenant
A landlord can begin the eviction process in New York by serving the tenant with written notice. New York landlords may deliver an initial eviction notice by any method which results in actual notification of the tenant. The following methods, which come from formal service of court process in the state, are the legal gold standard:
- Hand delivery to the tenant
- Hand delivery to a person of suitable age and discretion on the property who accepts the notice on behalf of the tenant, PLUS mailing the notice by BOTH registered or certified mail AND first class mail
- Only if all forms of hand delivery fail: Posting the notice on the premises or under the property’s entrance door, PLUS mailing the notice by BOTH registered or certified mail AND first class mail
Mailed notice must be mailed within one (1) day of the other form of delivery, and extends a notice period by (3) calendar days, to account for variable delivery times.
Landlords should always keep the original signed notice and declaration of service as proof of proper service if the case proceeds to court.
14-Day Notice To Pay Rent or Quit
If a tenant is late on paying rent (full or partial) in New York, the landlord can serve them a 14-Day Notice To Pay or Quit. This notice gives the tenant 14 days to pay the entire remaining balance or vacate the premises.
30-Day Notice To Quit (End of Lease or No Lease)
For a tenant with no lease or a tenancy less than one year in New York, the landlord must serve them a 30-Day Notice To Quit to end the tenancy. This eviction notice allows the tenant 30 days to move out.
For tenants that don’t pay monthly, the amount of notice differs:
| Rent Payment Frequency | Notice Amount |
|---|---|
| Tenancies Less Than 1-Year | 30 Days |
| Tenancies More Than 1-Year, But Less Than 2 Years | 60 Days |
| Tenancies More Than 2 Years | 90 Days |
10-Day Notice To Cure or Vacate
In New York, if a tenant commits a violation of the terms of their lease or legal responsibilities as a tenant, the landlord can serve them a 10-Day Notice To Cure or Vacate. This eviction notice gives the tenant 10 days to fix the issue or move out.
30-Day Notice To Quit
In New York, if a tenant does not fix the lease violation after a 10-Day Notice To Cure or Vacate was provided, the landlord must serve them a second and final notice, 30-Day Notice To Quit. This eviction notice gives the tenant 30 days to move out without the chance to fix the issue.
Step 2: Landlord Files Lawsuit with Court
As the next step in the eviction process, New York landlords must file a petition in the appropriate court. The eviction case shall be held in a court where the property is located.
The notice of petition and petition for eviction must be served on the tenant by anyone who is 18 years or older and is not part of the case within 10-17 days prior to the hearing.
The petition for eviction and notice of petition may be served in one of the following methods:
- Handing them directly to the tenant in person any day except for Sundays or the tenant’s religious observance days
- Leaving them with someone who lives or works at the rental unit AND copies are mailed, within one day, via first class mail and certified mail
- Posting the petition and notice in a conspicuous place OR under the “entrance door” of the rental unit AND copies are mailed, within one day, via first class and certified mail
The petition and notice of petition must be served on the tenant 10-17 days prior to the hearing date.
Step 3: Court Holds Hearing and Issues Judgment
The hearing date is set at the time the landlord files their petition for eviction with the court. The hearing must be held 10-17 days after the petition is served on the tenant. Either party can request a 14 day postponement.
For evictions related to nonpayment of rent, the tenant must respond to the petition within 10 days. A hearing will be set for 3-8 days after the response is received by the court. If there’s no response, the court may rule for the landlord. A tenant can pay rent in full any time prior to a hearing and the eviction will be stopped.
For all other eviction types, if a tenant wants to contest (fight) the hearing, they must bring any documentation to the hearing that’s already scheduled, which is when the tenant can present reasons for why they shouldn’t be evicted, or for why there shouldn’t be a hearing in the first place.
If the tenant fails to appear for the hearing, the judge may make a ruling on the eviction that day. If the judge rules in favor of the landlord, a warrant of eviction will be issued, and the eviction process will continue.
The hearing must be held 10-17 days after the petition is served on the tenant.
Step 4: Warrant of Eviction Is Issued
The warrant of eviction is the tenant’s final notice to leave the rental unit and gives them the opportunity to remove their belongings before they are forcibly removed from the rental unit.
If the court has ruled in the landlord’s favor, the landlord will ask the court to issue a warrant. This can be done at the hearing.
The landlord must request the warrant of eviction, but it can be issued the same day as the hearing.
Step 5: Possession of Property is Returned
Tenants have 14 days after receiving the warrant of eviction to move out before they are forcibly removed from the rental unit by a marshal, sheriff or constable.
If the tenant is being evicted for nonpayment of rent and pays the rent amount in full prior to the end of 14th day, the eviction process will be stopped, and the tenant will be allowed to remain in the rental unit.
There are a few circumstances in which the court may grant a stay of execution, and allow the tenant more time in the rental unit before having to move out:
- Extreme Hardship: This could include things like “serious illness;’” changing the school a child is enrolled in; and other family hardships a move would cause (allowing a stay of up to one year)
- To Cure a Breach: A stay of no longer than 30 days, which allows the tenant to fix (“cure”) the lease violation (breach) and avoid eviction
New York Eviction Process Timeline
In New York, an eviction can be completed in 1 to 5 months but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the New York eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 14-90 Calendar Days |
| Court Issuing/Serving Summons | 10-17 Business Days |
| Tenant Response Period | ~10 Business Days |
| Court Ruling | 10-17 Business Days |
| Court Serving Warrant of Eviction | 1-3 Business Days |
| Final Notice Period | ~14 Days |
Flowchart of New York Eviction Process
New York Eviction Court Fees
The cost of an eviction in New York for all filing, court, and service fees vary on the court the landlord files in. For claims filed in District Court the average cost of an eviction is $150. For claims filed in Town Court, Village or Justice Court the average cost of an eviction is $125.
| Fee | District/City | Town/Village/ Justice |
| Initial Court Filing | $45 | $20 |
| Notice of Petition Service | $15+ | $15+ |
| Warrant of Eviction Service | $15+ | $15+ |
| Warrant of Eviction Execution | $75+ | $75+ |
| Notice of Appeal Filing (Optional) | $30 | $5 |
Sources
- 1 N.Y. Real Prop. Law § 231-C
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A landlord as defined in subdivision two of section two hundred eleven of this chapter shall append to or incorporate into any initial lease, renewal lease, notice required pursuant to paragraph (a) of subdivision one of section two hundred twenty-six-c of this article, notice required pursuant to subdivision two of section seven hundred eleven of the real property actions and proceedings law, or petition pursuant to section seven hundred forty one of the real property actions and proceedings law, the following notice:
[notice omitted here for reasons of length, but available at the primary source link provided]
Source Link - 2 N.Y. Real Prop. Acts. Law § 711(2)
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…No tenant or lawful occupant of a dwelling or housing accommodation shall be removed from possession except in a special proceeding. A special proceeding may be maintained under this article upon the following grounds:
…
(2) The tenant has defaulted in the payment of rent, pursuant to the agreement under which the premises are held, and a written demand of the rent has been made with at least fourteen days’ notice requiring, in the alternative, the payment of the rent, or the possession of the premises, has been served upon the tenant as prescribed in section seven hundred thirty-five of this article. The fourteen-day notice shall append or contain the notice required pursuant to section two hundred thirty-one-c of the real property law, which shall state the following:
(i) if the premises are or are not subject to article six-A of the real property law, the “good cause eviction law”, and if the premises are exempt, such notice shall state why the premises are exempt from such law;
(ii) if the landlord is not renewing the lease for a unit subject to article six-A of the real property law, the lawful basis for such non-renewal; and
(iii) if the landlord is increasing the rent upon an existing lease of a unit subject to article six-A of the real property law above the applicable local rent standard, as defined in subdivision eight of section two hundred eleven of the real property law, the justification for such increase. Any person succeeding to the landlord’s interest in the premises may proceed under this subdivision for rent due such person’s predecessor in interest if such person has a right thereto. Where a tenant dies during the term of the lease and rent due has not been paid and the apartment is occupied by a person with a claim to possession, a proceeding may be commenced naming the occupants of the apartment seeking a possessory judgment only as against the estate. Entry of such a judgment shall be without prejudice to the possessory claims of the occupants, and any warrant issued shall not be effective as against the occupants.
Source Link - 3 N.Y. Real Prop. Law § 235-E
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If a lessor, or an agent of a lessor authorized to receive rent, fails to receive payment for rent within five days of the date specified in a lease agreement, such lessor or agent shall send the lessee, by certified mail, a written notice stating the failure to receive such rent payment. The failure of a lessor, or any agent of the lessor authorized to receive rent, to provide a lessee with a written notice of the non-payment of rent may be used as an affirmative defense by such lessee in an eviction proceeding based on the non-payment of rent. Notwithstanding the provisions of this subdivision, a lessor which is a cooperative housing corporation, other than a cooperative housing corporation subject to the provisions of article two, article four, article five or article eleven of the private housing finance law, may provide for a method of sending notice by mail other than by certified mail, as long as such method of sending notice is provided for in the proprietary lease or occupancy agreement, and the lessee is a dwelling unit owner or shareholder of such cooperative housing corporation.
Source Link - 4 N.Y. Real Prop. Law § 226-C(2)
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(a) For the purposes of this section, the required notice shall be based on the cumulative amount of time the tenant has occupied the residence or the length of the tenancy in each lease, whichever is longer.
(b) If the tenant has occupied the unit for less than one year and does not have a lease term of at least one year, the landlord shall provide at least thirty days’ notice.
(c) If the tenant has occupied the unit for more than one year but less than two years, or has a lease term of at least one year but less than two years, the landlord shall provide at least sixty days’ notice.
(d) If the tenant has occupied the unit for more than two years or has a lease term of at least two years, the landlord shall provide at least ninety days’ notice.
Source Link - 5 N.Y. Real Prop. Law § 216(1)(b)
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No landlord shall remove a tenant from any housing accommodation covered by section two hundred fourteen of this article, or attempt such removal or exclusion from possession, notwithstanding that the tenant has no written lease or that the lease or other rental agreement has expired or otherwise terminated, except upon order of a court of competent jurisdiction entered in an appropriate judicial action or proceeding in which the petitioner or plaintiff has established one of the following grounds as good cause for removal or eviction:
…
The tenant is violating a substantial obligation of their tenancy or breaching any of the landlord’s rules and regulations governing said premises, other than the obligation to surrender possession, and has failed to cure such violation after written notice that the violation cease within ten days of receipt of such written notice, provided however, that the obligation of tenancy for which violation is claimed was not imposed for the purpose of circumventing the intent of this article and provided such rules or regulations are reasonable and have been accepted in writing by the tenant or made a part of the lease at the beginning of the lease term;
Source Link - 6 N.Y. Real Prop. Law § 231
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Whenever the lessee or occupant other than the owner of any building or premises, shall use or occupy the same, or any part thereof, for any illegal trade, manufacture or other business, the lease or agreement for the letting or occupancy of such building or premises, or any part thereof shall thereupon become void, and the landlord of such lessee or occupant may enter upon the premises so let or occupied.
Source Link - 7 N.Y. Real Prop. Acts. Law § 711(5)
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…No tenant or lawful occupant of a dwelling or housing accommodation shall be removed from possession except in a special proceeding. A special proceeding may be maintained under this article upon the following grounds:
…
(5) The premises, or any part thereof, are used or occupied as a bawdy-house, or house or place of assignation for lewd persons, or for purposes of prostitution, or for any illegal trade or manufacture, or other illegal business.
Source Link - 8 N.Y. Real Prop. Acts. Law § 768(1)
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(a) It shall be unlawful for any person to evict or attempt to evict an occupant of a dwelling unit who has lawfully occupied the dwelling unit for thirty consecutive days or longer or who has entered into a lease with respect to such dwelling except to the extent permitted by law pursuant to a warrant of eviction or other order of a court of competent jurisdiction or a governmental vacate order by:
(i) using or threatening the use of force to induce the occupant to vacate the dwelling unit; or
(ii) engaging in a course of conduct which interferes with or is intended to interfere with or disturb the comfort, repose, peace or quiet of such occupant in the use or occupancy of the dwelling unit, to induce the occupant to vacate the dwelling unit including, but not limited to, the interruption or discontinuance of essential services; or
(iii) engaging or threatening to engage in any other conduct which prevents or is intended to prevent such occupant from the lawful occupancy of such dwelling unit or to induce the occupant to vacate the dwelling unit including, but not limited to, removing the occupant’s possessions from the dwelling unit, removing the door at the entrance to the dwelling unit; removing, plugging or otherwise rendering the lock on such entrance door inoperable, or changing the lock on such entrance door without supplying the occupant with a key.
(b) It shall be unlawful for an owner of a dwelling unit to fail to take all reasonable and necessary action to restore to occupancy an occupant of a dwelling unit who either vacates, has been removed from or is otherwise prevented from occupying a dwelling unit as the result of any of the acts or omissions prescribed in paragraph (a) of this subdivision and to provide to such occupant a dwelling unit within such dwelling suitable for occupancy, after being requested to do so by such occupant or the representative of such occupant, if such owner either committed such unlawful acts or omissions or knew or had reason to know of such unlawful acts or omissions, or if such acts or omissions occurred within seven days prior to such request.
Source Link - 9 N.Y. Real Prop. Law § 223-B(1)
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No landlord of premises or units to which this section is applicable shall serve a notice to quit upon any tenant or commence any action to recover real property or summary proceeding to recover possession of real property in retaliation for:
a. A good faith complaint, by or in behalf of the tenant, to the landlord, the landlord’s agent or a governmental authority of the landlord’s alleged violation of any health or safety law, regulation, code, or ordinance, the warranty of habitability under section two hundred thirty-five-b of this article, the duty to repair under sections seventy-eight, seventy-nine, and eighty of the multiple dwelling law or section one hundred seventy-four of the multiple residence law, or any law or regulation which has as its objective the regulation of premises used for dwelling purposes or which pertains to the offense of rent gouging in the third, second or first degree; or
b. Actions taken in good faith, by or in behalf of the tenant, to secure or enforce any rights under the lease or rental agreement, the warranty of habitability under section two hundred thirty-five-b of this article, the duty to repair under sections seventy-eight, seventy-nine, and eighty of the multiple dwelling law or section one hundred seventy-four of the multiple residence law, or under any other law of the state of New York, or of its governmental subdivisions, or of the United States which has as its objective the regulation of premises used for dwelling purposes or which pertains to the offense of rent gouging in the third, second or first degree; or
c. The tenant’s participation in the activities of a tenant’s organization.
Source Link - 10 N.Y. Real Prop. Acts. Law § 735(1)
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Manner of service; filing; when service complete.
Service of the notice of petition and petition shall be made by personally delivering them to the respondent; or by delivering to and leaving personally with a person of suitable age and discretion who resides or is employed at the property sought to be recovered, a copy of the notice of petition and petition, if upon reasonable application admittance can be obtained and such person found who will receive it; or if admittance cannot be obtained and such person found, by affixing a copy of the notice and petition upon a conspicuous part of the property sought to be recovered or placing a copy under the entrance door of such premises; and in addition, within one day after such delivering to such suitable person or such affixing or placement, by mailing to the respondent both by registered or certified mail and by regular first class mail.
Source Link - 11 New York Court Rules of Procedure Section 76.14 - Service by Mail
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Whenever a party has the right or is required to do some act within a prescribed period of time after the service of a document and the document is served by mail, three days will be added to the prescribed period of time.
Source Link - 12 N.Y. Real Prop. Acts. Law § 733
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Except as provided in section seven hundred thirty-two of this article, relating to a proceeding for non-payment of rent, the notice of petition and petition shall be served at least ten and not more than seventeen days before the time at which the petition is noticed to be heard.
Source Link - 13 N.Y. Real Prop. Acts. Law § 745(1)
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Where triable issues of fact are raised, they shall be tried by the court unless, at the time the petition is noticed to be heard, a party demands a trial by jury, in which case trial shall be by jury. At the time when issue is joined the court, at the request of either party shall adjourn the trial of the issue, not less than fourteen days, except by consent of all parties. A party’s second or subsequent request for adjournment shall be granted in the court’s sole discretion.
Source Link - 14 N.Y. Real Prop. Acts. Law § 749(2)(a)
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The officer to whom the warrant is directed and delivered shall give at least fourteen days’ notice, in writing and in the manner prescribed in this article for the service of a notice of petition, to the person or persons to be evicted or dispossessed and shall execute the warrant on a business day between the hours of sunrise and sunset.
Source Link - 15 N.Y. Real Prop. Acts. Law § 753(1)
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In a proceeding to recover the possession of premises occupied for dwelling purposes, other than a room or rooms in an hotel, lodging house, or rooming house, the court, on application of the occupant, may stay the issuance of a warrant and also stay any execution to collect the costs of the proceeding for a period of not more than one year, if it appears that the premises are used for dwelling purposes; that the application is made in good faith; that the applicant cannot within the neighborhood secure suitable premises similar to those occupied by the applicant and that the applicant made due and reasonable efforts to secure such other premises, or that by reason of other facts it would occasion extreme hardship to the applicant or the applicant’s family if the stay were not granted. In determining whether refusal to grant a stay would occasion extreme hardship, the court shall consider serious ill health, significant exacerbation of an ongoing condition, a child’s enrollment in a local school, and any other extenuating life circumstances affecting the ability of the applicant or the applicant’s family to relocate and maintain quality of life. The court shall consider any substantial hardship the stay may impose on the landlord in determining whether to grant the stay or in setting the length or other terms of the stay. In an application brought outside a city of one million or more, the term “neighborhood” shall be construed to mean (i) the same town, village or city where the applicant now resides, or (ii) if the applicant has school aged children residing with him or her, “neighborhood” shall mean the school district where such children attend or are eligible to attend.
Source Link - 16 N.Y. Real Prop. Acts. Law § 753(4)
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In the event that such proceeding is based upon a claim that the tenant or lessee has breached a provision of the lease, the court shall grant a thirty day stay of issuance of the warrant, during which time the respondent may correct such breach.
Source Link
